Oberoi 360 North is Oberoi Realty’s first Delhi-NCR project: a 14.81-acre, 7-tower development in Sector 58, on Golf Course Extension Road, with 4 and 5-BHK homes priced from ₹20 crores. The number that matters most isn’t the brochure, it’s the ₹597 crore Oberoi paid for the land, roughly ₹40 crore an acre.
In November 2023, Oberoi Realty paid up to ₹597 crores for about 14.81 acres in Sector 58, its first land in the National Capital Region. The deal sent the stock to a record ₹1,407 and pushed the company’s market value past ₹50,000 crores for the first time. Read that price backward, and it tells you more about where Sector 58 is heading than any rendering ever will.
Most write-ups on this project sell the glass façade and the Mumbai pedigree. This one does something different. It treats the land cost as the spine because, at roughly ₹40 crores an acre, the math dictates a pricing floor, and that floor explains where Oberoi sits among Gurgaon’s luxury builders.
The Short Version: Five Numbers That Matter
- Land cost: ₹597 crores for 14.81 acres, about ₹40 crores per acre, among the highest recorded on Golf Course Extension Road (Business Standard, exchange filing).
- Corridor repricing: GCER’s weighted average moved from ₹24,855/sq. ft. in 2024 to ₹37,899/sq. ft. in 2025 (India Sotheby’s International Realty + CRE Matrix).
- Transaction value on GCER rose 379% year-on-year in 2025, the steepest jump of any NCR luxury corridor.
- Entry price: 4 BHK from ₹20 crores at roughly 5,500 sq. ft. an implied rate near ₹36,364/sq. ft. With a ₹1 crore booking amount.
- Scale and density: 7 towers, 600 homes across 14.81 acres, 2 homes per core, a low-density format by Gurgaon standards.
Why the Land Price Is the Real Story
Developers don’t disclose unit economics, but land cost leaks the plan. Oberoi’s entitlement on this parcel runs to roughly 2.6 million sq. ft. of floor area ratio. Spread the ₹597 crore land outlay across that saleable area, and the land component alone was placed at around ₹2,300 per sq. ft. before a single rupee of construction, approvals, branding, marketing, finance cost, or margin.
That arithmetic has a consequence. A developer who pays ₹40 crores an acre for a trophy parcel does not then sell at corridor-average rates. The land cost commits Oberoi to the top of the market and the ₹20 crore starting price, an implied ₹36,364 per sq. ft., is the visible result. The brochure follows the balance sheet, not the other way round.
Reading the corridor: what GCER did in one year
Sector 58 is situated on Golf Course Extension Road, the stretch that posted the most dramatic single-year move in NCR luxury. According to data compiled by India Sotheby’s International Realty with CRE Matrix, the weighted average price on GCER climbed from ₹24,855 per sq. ft. in 2024 to ₹37,899 per sq. ft. in 2025, while transaction value jumped by 379% over the same period. Oberoi didn’t create that curve, but its high-value entry validated the ceiling and gave every other builder on the road a reason to reprice.
Oberoi 360 North on the page (verified specifications)
| Parameter | Detail | Source basis |
| Developer | Oberoi Realty Ltd (BSE/NSE listed) | Official + exchange filing |
| Land parcel | 14.81 acres, Sector 58, GCER | Business Standard |
| Land consideration | Up to ₹597 crore (₹40 cr/acre) | Exchange filing, Nov 2023 |
| FAR potential | 2.6 million sq. ft. | Company disclosure |
| Configuration | 4 BHK 5,500 sq. ft.; 5 BHK 8,500 sq. ft. | Official microsite |
| Towers/homes | 7 towers, 600 homes, 2 per core | Official microsite |
| Starting price | ₹20 crore onwards (4 BHK) | Official microsite |
| RERA status | Awaited at pre-launch | Official microsite + HRERA |
Area figures are super-built/saleable as marketed at pre-launch; confirm carpet area against the RERA registration before booking.
Where Oberoi is placed in Gurgaon’s Luxury Builder Order
Until recently, Gurgaon’s top end was a closed conversation: DLF on Golf Course Road, with M3M, Smart World, Trump-branded towers, and Silverglades crowding the extension road behind it. Oberoi’s arrival changes the comparison set not because the others are weaker, but because a Mumbai-listed developer chose ultra-luxury as its entry segment rather than mid-premium. That choice is itself a signal.
| Developer/project | Corridor | Indicative entry | Position |
| DLF Camellias / Dahlias | Golf Course Road | ₹70 cr+ (Dahlias) | Delivered, the deepest resale market |
| M3M Mansion (Sec 113) | SCDA / Dwarka Expy | ₹14.6 cr+ | Branded, airport-facing |
| M3M Altitude (Sec 65) | GCER belt | ₹12 cr+ | New-launch overlay |
| Smartworld / Silverglades | GCER / GCR | ₹13.5 cr+ | Mid-to-upper luxury |
| Oberoi 360 North (Sec 58) | GCER | ₹20 cr+ | New entrant, large-format |
The honest read: Oberoi enters above the GCER pack on price and pedigree, and below the established DLF Golf Course Road trophies on track record and resale depth. Its closest analogue isn’t a Gurgaon project at all; it’s 360 West in Worli, where resale has reportedly approached ₹92,000 per sq. ft. Whether that brand premium travels to Gurgaon is the open question every buyer is really asking.
The case for, in three lines
- Land economics sets a high floor; the price isn’t likely to drift down to the corridor average.
- The corridor is repricing fast, and early-entry buyers historically captured the spread.
- A first-of-its-kind developer entry tends to pull comparable rates up around it.
The case against, in three lines
- RERA is still awaited; there is no registered, enforceable possession date yet.
- A 4 to 5-year build horizon ties up capital with no rental income in the interim.
- Gurgaon resale buyers may not pay a Mumbai-scale brand premium; the spread could compress.
What We Are Watching on the Ground in Sector 58
On our last visit to the Golf Course Extension Road belt, the most telling detail wasn’t at the Oberoi parcel at all; it was next door. The Grand Hyatt and the established Golf Course Road trophies sit within a ten-minute drive, which means Oberoi 360 North Gurgaon isn’t selling a new neighbourhood; it’s slotting into one that buyers already trust. That shortens the leap of faith a ₹20 crore cheque usually requires.
We’ve watched one pattern repeat across inquiries this quarter. A returning NRI family compared a ready DLF Golf Course Road resale against this pre-launch and split the decision on a single axis: certainty versus upside. They wanted the brand and the appreciation runway, but the awaited RERA number gave them pause. That tension, not the amenity list, is what’s actually closing or stalling deals here.
The Bottom Line
Oberoi 360 North is priced from the land up, and the land tells you the floor is high.
- The ₹597 crore land deal (₹40 crore/acre) sets a structural pricing floor; the ₹20 crore entry follows from it, not from hype.
- GCER’s move from ₹24,855 to ₹37,899 per sq. ft. in a year is the corridor context every buyer should weigh.
- Treat this as patient-capital territory: verify the RERA number, confirm the handover date, and size the four-to-five-year wait against your own liquidity.
If the appreciation runway suits your horizon, the next sensible step is the layout itself, see our Oberoi 360 North floor plan guide and register for pre-launch pricing once the official documentation is released.
Read more: https://www.oberoi360northgurgaon.info/blog/oberoi-360-north-gurgaon-price-analysis/
Oberoi 360 North Gurgaon: Frequently Asked Questions
What is the price of Oberoi 360 North Gurgaon?
Oberoi 360 North starts at ₹20 crores for the 4 BHK at roughly 5,500 sq. ft., which works out to about ₹36,364 per sq. ft. The 5 BHK at 8,500 sq. ft. is priced on request. The booking amount is ₹1 crore, and the final launch rates will be officially confirmed.
How much did Oberoi pay for the Sector 58 land?
Oberoi Realty acquired roughly 14.81 acres in Sector 58 from Ireo Residences for up to ₹597 crores, as disclosed in a November 2023 stock-exchange filing. That works out to about ₹40 crores per acre, one of the highest land rates recorded on Golf Course Extension Road and the clearest signal of pricing intent.
Is Oberoi 360 North RERA-registered?
RERA registration is awaited at the pre-launch stage. Oberoi Realty is expected to release the HRERA number with its official launch documentation. You should verify the registration directly on the Haryana RERA portal at Hrera. In before paying any booking amount, since pre-launch marketing can run ahead of formal approval.
How does Oberoi 360 North compare with DLF Camellias?
They serve different buyers. DLF Camellias on Golf Course Road is a delivered, resale-ready address with a deep transaction history. Oberoi 360 North is a new launch on Golf Course Extension Road with a 4 to 5-year build horizon and a fresh developer pedigree. Choose Camellias for immediate possession, Oberoi for early-entry pricing and appreciation.
Why are Sector 58 prices rising so fast?
Golf Course Extension Road moved from a weighted average of ₹24,855 per sq. ft. in 2024 to ₹37,899 per sq. ft. in 2025, per India Sotheby’s and CRE Matrix data. New launches by branded developers, scarce land, improving connectivity, and Oberoi’s high-value entry all pushed rates up. Sector 58 sits at the centre of that repricing.
Who is the typical buyer at Oberoi 360 North?
The project targets ultra-high-net-worth families, senior corporate leaders, and NRIs who want a large-format home from a Mumbai-listed developer. With 4 BHK units near 5,500 sq. ft. and 5 BHK units near 8,500 sq. ft., plus two homes per core, it suits buyers prioritising space, privacy, and brand resale liquidity over entry cost.
Is Oberoi 360 North a good investment in 2026?
It carries genuine appreciation potential but real timing risk. The land economics and GCER’s 379% jump in 2025 transaction value support the upside case. Against that, RERA is pending, and possession is years away. It suits patient capital comfortable with a new launch, not buyers needing rental income or quick exits.
What is the possession timeline for Oberoi 360 North?
Construction timelines have not been formally disclosed. Phase 1 launches with three of the 7 planned towers. Based on the tower count and Oberoi Realty’s Mumbai delivery record, a 4 to 5 year build cycle from launch is a reasonable working estimate. Confirm the committed handover date and penalty clause in the RERA documentation at booking.